One Alameda is of homeowners generally well off, as the BAE Urban Economics rent study shows. And another Alameda is of renters whose constrained incomes have lagged behind rising rents, especially in the face of excessive rent increases. It’s time to act to bring our city together again.

Over the past months, in talking with friends I grew up with here and in meeting residents during my office hours, the problem I have heard is that a number of out-of-town landlords have gone off the deep end in charging excessive rent increases.

Renters I’ve been in touch with understand that landlords — especially small mom-and-pop landlords — need to raise rents now and then. People get how the American system works. But the American system is based on fairness — it requires reasonableness on the part of everyone. Our system is out of kilter right now.

It’s unfair that some landlords are sticking Alamedans with 15 percent, 20 percent and even 30 percent rent increases. The typical rent increases issued by local mom-and-pop landlords is 4 percentt to 8 percent. In fact, not all mom-and-pop landlords charge rent increases every year, and when they do, it’s usually by a reasonable amount.

What’s interesting is that, when you look at the Renewed Hope document that was included in the packet for Nov. 4’s City Council meeting, persons subject to rent increases responded that their typical rent increase was about 5.7 percent — almost the very midpoint between the 4-to-8 percent range discussed by local small mom-and-pop landlords.

A good number of respondents to Renewed Hope’s survey also said they received no rent increase — which goes back to my point that our Alameda-based small mom-and-pops don’t always raise rents year-in and year-out; and when they do, it’s usually by a reasonable amount.

In researching what constitutes excessive rent increases in Alameda, among other things, I looked to data provided by the local Rent Review Advisory Committee (RRAC). There I found that, when renters of single rooms come to the RRAC, on average it was because of a 10 percent rent increase. Renters of two or more rooms went to the RRAC usually because of the shock of a 20 percent or higher increase. So the Rent Review Advisory Committee data points to the 10 percent number as a triggering point for concern.

In fashioning a moratorium on rent increases, I know some of you are wondering, “Why have a threshold at all, 10 percent or otherwise?” Why not disallow any rent increases during the moratorium period?

But keep this in mind: Our enemy is not the locally-based mom-and-pop landlord. These folks have been reasonable fellow Alamedans, doing their part to keep Alameda as one. These mom-and-pop Alamedans, like you, have played by the rules, and I know many are just as upset as you about what’s happening.

So the 65-day moratorium therefore, in my opinion, should be targeted, focused, and calibrated on out-of-town landlords seeking 15 to 20 to 25 percent rent increases. Let the 10 percent threshold be cumulative to 12 months before the start of the moratorium.

A number of you will rightfully say, “But, Tony, if you say no rent increases greater than 10 percent during the moratorium period, won’t those unscrupulous landlords just limit themselves to 9.99 percent over the next 65 days?” I hear you, because, yes, 9.99 percent is high. But at least for the moment we will have stopped them from charging 15 to 20 to 25 percent increases. Is that perfect? No, but we’re looking out for renters and small mom-and-pop landlords who’ve played fair by the rules, while clipping the wings somewhat of those who come into our town to game the system.

During the 65 days, I want staff to focus their attention by creating new rules on relocation assistance tailored to an excessive rent increase threshold, and I want to pursue new rules pertaining to “just cause eviction.”

Let me end by saying: I know many of you have given a lot already. You’ve given a lot, not just to insufferable rent increases but also in the pain and family anguish that comes with that. But I ask for your help in making our town a place where renters and small mom-and-pop landlords know that a system of fair play is in place; and that there will soon be a new system with rules targeting unfair landlords charging excessive rent increases.